VA loans — 0% down, no PMI, built for those who served.
Honor your service with the best mortgage benefit available. VA loans offer zero down payment, no monthly mortgage insurance, and competitive rates for veterans and active-duty members in Colorado and Florida.
Program guidelines at a glance
Rough guidelines only — actual qualification depends on the full loan file (credit depth, reserves, property type, occupancy, and investor overlays). We'll confirm your exact numbers in writing.
| Guideline | VA Purchase Eligible veterans, active duty, surviving spouses | VA IRRRL Streamline Existing VA loan → lower rate |
|---|---|---|
| Min FICO | 580 (most lenders) · 620 for jumbo VA Some shelves go to 550 | Often no minimum (lender-dependent, ~580+) |
| Min down payment | 0% Full entitlement — no loan limit | N/A (refi) |
| Max DTI | Up to 60%+ with strong residual income | Not calculated |
| Reserves | Not typically required (1-2 units) | Not required |
| Loan limits | No limit with full entitlement; partial entitlement uses county loan limit | Same as existing VA loan |
| Occupancy | Primary residence (1-4 units, owner-occ) | Was previously primary — current occupancy flexible |
| Mortgage insurance | None — VA Funding Fee instead (1.25%–3.3%, often financed) | VA Funding Fee 0.5% (often financed) |
| Cash-out refi | Up to 100% LTV (most lenders cap at 90%) | Not allowed — rate/term only |
| Doc type | Full doc (W-2 / LES / tax returns if SE) | No appraisal, no income docs (most cases) |
VA Purchase
Eligible veterans, active duty, surviving spouses
- Min FICO
- 580 (most lenders) · 620 for jumbo VASome shelves go to 550
- Min down payment
- 0%Full entitlement — no loan limit
- Max DTI
- Up to 60%+ with strong residual income
- Reserves
- Not typically required (1-2 units)
- Loan limits
- No limit with full entitlement; partial entitlement uses county loan limit
- Occupancy
- Primary residence (1-4 units, owner-occ)
- Mortgage insurance
- None — VA Funding Fee instead (1.25%–3.3%, often financed)
- Cash-out refi
- Up to 100% LTV (most lenders cap at 90%)
- Doc type
- Full doc (W-2 / LES / tax returns if SE)
VA IRRRL Streamline
Existing VA loan → lower rate
- Min FICO
- Often no minimum (lender-dependent, ~580+)
- Min down payment
- N/A (refi)
- Max DTI
- Not calculated
- Reserves
- Not required
- Loan limits
- Same as existing VA loan
- Occupancy
- Was previously primary — current occupancy flexible
- Mortgage insurance
- VA Funding Fee 0.5% (often financed)
- Cash-out refi
- Not allowed — rate/term only
- Doc type
- No appraisal, no income docs (most cases)
0% down payment
Buy a home with no money down — one of the only programs left that offers this.
No monthly PMI
Unlike FHA or conventional with less than 20% down, VA loans never require monthly mortgage insurance.
Lower rates, easier qualifying
VA loans typically have lower interest rates than conventional and more flexible debt-to-income guidelines.
How VA loans work
VA loans are guaranteed by the U.S. Department of Veterans Affairs, not issued by it. You work with a private lender (like Tayton Capital) to originate the loan, and the VA guarantees a portion of it, allowing the lender to offer better terms.
Down payment: 0% required. You can put money down to reduce the funding fee if you want, but it's not necessary.
Mortgage insurance: No monthly PMI. Most borrowers pay a one-time VA funding fee at closing, which can be rolled into the loan.
Loan limits: There are no VA loan limits for borrowers with full entitlement. If you have partial entitlement, limits follow the conforming limit for your county.
Credit & DTI: No VA minimum credit score, though lenders typically look for 580+. Debt-to-income can go higher than conventional in many cases.
Who VA loans are best for
- Active-duty military relocating to Colorado or Florida
- Veterans buying their first or next home
- National Guard & Reserve with qualifying service
- Surviving spouses with VA entitlement
- Buyers who want to avoid PMI entirely
- Investors planning to live in a multi-family property
VA loans by city
Colorado Springs and Jacksonville are among the largest VA markets in the country. Here's where we help veterans most.
VA loans in Montrose
Median: $465K
View guideVA loans in Grand Junction
Median: $415K
View guideVA loans in Durango
Median: $725K
View guideVA loans in Denver
Median: $575K
View guideVA loans in Fort Collins
Median: $555K
View guideVA loans in Colorado Springs
Median: $465K
View guideVA loans in Pueblo
Median: $285K
View guideVA loans in Cortez
Median: $345K
View guideVA loans in Lakewood
Median: $545K
View guideVA loans in Arvada
Median: $555K
View guideVA loans in Aurora
Median: $455K
View guideVA loans in Loveland
Median: $515K
View guideVA loans in Woodland Park
Median: $475K
View guideVA loans in Cañon City
Median: $335K
View guideVA loans in Tampa
Median: $415K
View guideVA loans in Fort Myers
Median: $365K
View guideVA loans in Jacksonville
Median: $315K
View guideVA loans in Pensacola
Median: $295K
View guideVA guidelines by state
We're licensed in Colorado and Florida. Guidelines, limits, and insurance requirements differ — start with your state.
VA loans in Colorado
Colorado-specific VA guidelines — county loan limits, CHFA pairing, mountain and Front Range property considerations.
Read the state guideVA loans in Florida
Florida-specific VA guidelines — condo and HOA review, wind/flood insurance escrows, and coastal county limits.
Read the state guideVA loan FAQs
Who qualifies for a VA loan?
Active-duty service members, veterans, National Guard and Reserve members with qualifying service, and eligible surviving spouses. You'll need a Certificate of Eligibility (COE) from the VA.
Can I really buy with 0% down?
Yes — VA loans are one of the only remaining programs with true 0% down payment. There is no monthly mortgage insurance, though most borrowers pay a one-time VA funding fee at closing.
What is the VA funding fee?
The funding fee ranges from 1.4% to 3.6% of the loan amount, depending on your down payment, whether it's your first VA loan, and your service type. Veterans with service-connected disabilities are typically exempt.
What credit score do I need?
The VA does not set a minimum credit score, but most lenders require 580–620. Tayton Capital works with borrowers across the credit spectrum and can match you with the right VA lender.
How many times can I use a VA loan?
There is no lifetime limit. You can restore your entitlement after selling and paying off a previous VA loan, or in some cases, hold two VA loans at once if you have remaining entitlement.
Are VA loans assumable?
Yes — VA loans are assumable, meaning a qualified buyer can take over your interest rate and terms. This is a powerful advantage if rates rise and you have a low fixed rate.
Can I use a VA loan for a multi-family property?
Yes, you can purchase a property with up to 4 units as long as you occupy one unit as your primary residence. Rental income from the other units can help you qualify.
Are there VA loan limits in Colorado for 2026?
Veterans with full VA entitlement have no VA loan limit — they can purchase at any price without a down payment (subject to lender overlays). VA loan limits only apply to borrowers with partial or reduced entitlement, where the county conforming limit acts as the cap. Eagle County's conforming limit is $1,249,125; Denver metro is $862,500; most rural CO counties are $832,750.
Can I use a VA loan to buy a home in Durango, Colorado?
Yes. VA loans are widely used in La Plata County for veterans at Fort Lewis College, retired military, and Southwest Colorado veterans. With full entitlement, there is no loan limit and no down payment required. The 2026 conforming limit in La Plata County is $832,750 — relevant only for partial-entitlement borrowers.
Do VA loans work for vacation homes or investment properties?
No — VA loans are for primary residences only. However, you can use a VA loan to buy a multi-family property (up to 4 units) as long as you live in one unit. This is a popular strategy in markets like Colorado Springs and Jacksonville with large veteran populations.
What is the VA funding fee in 2026?
The 2026 VA funding fee for a first-time use purchase with 0% down is 2.15% of the loan amount for regular military, and 2.40% for Reserves/National Guard. With 5%+ down, the fee drops to 1.50%. Veterans with service-connected disabilities rated 10% or higher are exempt from the funding fee entirely. The fee can be financed into the loan.
Can I use a VA loan to buy in Florida as a Colorado resident?
Yes — VA entitlement is a federal benefit, not state-specific. If you're relocating from Colorado to Florida or buying a Florida primary residence, your VA benefit applies. We're licensed in both states and close VA loans in Tampa, Fort Myers, and Pensacola regularly.
How quickly can a VA loan close in Colorado or Florida?
VA loans typically close in 30–45 days, similar to conventional. The VA appraisal (assigned by the VA, not chosen by the buyer) is the most common cause of delays — in high-demand markets like Vail or Naples, VA appraisers can have 2–3 week backlogs. We order the appraisal on day one to minimize delays.
Check your VA loan eligibility
We'll help you get your COE, find the right lender, and close with 0% down. Colorado and Florida veterans served here.
Related loan programs
Not sure this is the right fit? Explore other programs we originate.
VA comparisons & limits
VA vs FHA
When 0% down VA beats 3.5% down FHA.
Read moreDenver County VA limits
Partial entitlement caps and high-balance.
Read moreEl Paso County VA limits
Heavy military market — Fort Carson, USAFA.
Read moreBoulder County VA limits
High-cost area entitlement details.
Read moreMiami-Dade VA limits
Florida VA loan thresholds.
Read moreFirst-time homebuyer (CO)
Pairs well with VA for first-time buyers.
Read more